If you’re a property owner with a cell tower lease approaching expiration, or if you’ve received an early extension offer from a wireless carrier or tower company, you might be wondering: Is now the right time to extend?
At Airwave Advisors, we specialize in helping landlords maximize the value of their cell tower lease agreements. This comprehensive guide will walk you through everything you need to know about cell tower lease extensions, including:
- Why carriers are asking for early lease extensions
- What to watch out for in lease extension negotiations
- How to increase the value of your lease
- Common mistakes landlords make
- How expert guidance can unlock hidden value
Let’s dive in.
Why Are Carriers Pushing for Early Cell Tower Lease Extensions?
Major carriers like AT&T, Verizon, T-Mobile, and tower companies such as Crown Castle, American Tower, and SBA Communications are aggressively reaching out to property owners up to 15 years before a lease expires.
Why so early? Because the earlier they lock in a lease extension, the more leverage they have.
By negotiating well in advance, they:
- Secure their site with long-term stability
- Avoid higher future rent costs
- Prevent landlords from shopping the lease to competitors or third-party buyers
- Gain time to explore relocation options if negotiations fall through
For carriers, this is smart business. For landlords, it could mean leaving money on the table if you don’t understand your position.
Why You Shouldn’t Agree to a Lease Extension Too Early
We’ve seen countless cases where landlords are approached 10 to 15 years before lease expiration and offered minor rent increases in exchange for decades of control.
The problem?
You give up negotiating leverage far too soon. As the lease expiration date approaches, your leverage grows.
Tenants don’t want to move sites. Relocation is expensive, risky, and subject to zoning and permitting. That’s your opportunity to negotiate better terms.
Key Factors That Impact the Value of Your Cell Tower Lease
Before negotiating an extension, understand what makes your lease valuable:
1. Tenant Type
Verizon and AT&T leases often hold more value than subtenants or regional carriers.
2. Site Type
Ground leases vs. rooftop leases vary in value, and so do macro sites vs. small cells.
3. Location, Location, Location
Urban and suburban sites generally hold more value due to coverage demand.
4. Lease Terms
Escalation clauses, termination rights, and co-location permissions all impact value.
5. Years Remaining on Lease
The closer to expiration, the more leverage you have in extension negotiations.
What to Watch Out for in Lease Extension Agreements
Here are a few red flags and pitfalls we often see in extension offers:
❌ One-Sided Termination Clauses
Many leases allow the tenant to terminate the agreement with 30-60 days’ notice—for any reason. Try negotiating this out or adding termination penalties.
❌ Minimal Rent Increases
Standard increases of 2-3% may not keep pace with inflation or market demand. Push for 4%+ annual increases or larger bumps every five years.
❌ Right of First Refusal (ROFR)
This clause can block or delay future sales of your lease. Avoid it or limit its duration.
❌ Restrictive Language on Property Use
Be cautious of clauses that limit your right to develop or sell your property.
How to Maximize the Value of Your Lease Extension
Here are proven strategies we use to increase your lease value:
✅ Conduct a Lease Valuation
Know your lease’s market value before you negotiate. Our team evaluates thousands of leases each year.
✅ Don’t Negotiate Alone
Bring in experts who know the wireless industry and understand every line of your lease.
✅ Bundle Negotiation Points
If you’re asked to extend, use that leverage to improve escalation clauses, remove tenant-favored terms, or negotiate a one-time signing bonus.
✅ Get Multiple Opinions
Don’t take the tenant’s first offer as the best. You can often do better.
The Airwave Advisors Advantage
At Airwave Advisors, we’ve helped hundreds of landlords secure better lease extension deals by uncovering hidden value and renegotiating smarter.
We offer:
- Comprehensive lease audits
- Market rate comparisons
- Negotiation strategy and representation
- Full-service support from first offer to final signature
We work for you — not the tower companies.
Whether you own a suburban rooftop lease or a rural ground lease, our goal is the same: maximize your income and minimize your risk.
Real-Life Example: Lease Extension Done Right
A private property owner in Arizona was contacted by a major tower company with an offer to extend their lease 12 years before expiration. The offer included a 10-year extension with a 2% annual increase.
They contacted Airwave Advisors before signing.
We negotiated:
- A 35% increase in rent
- Annual increases bumped to 4%
- Removal of one-sided termination language
- A $25,000 signing bonus
The result? An additional six-figure value secured simply by knowing their worth and having expert representation.
When Should You Talk to an Expert?
If you’ve been contacted by a tower company or wireless carrier offering to extend your lease, now is the perfect time to speak with us.
Even if your lease doesn’t expire for 5-10 years, don’t sign anything until you understand:
- The true value of your lease
- The risks of agreeing too early
- The opportunities to renegotiate on your terms
What Do Our Clients Say?
I met with Nick at my property and engaged his services to assist us with our lease renewal. Nick was very professional, timely, and obtained results that greatly exceeded his fees. I would highly recommend Nick’s services to any landlords that have cell tower leases coming up for renewals!”
Kenny M., Managing Partner, MAR Investments
We hired Airwave Advisors to help us negotiate a lease extension on our cell tower contract. Nick dealt with the cell tower company, advised us, clearly explained contract points and handled the entire negotiation with great professionalism. Best of all, in less than a month the whole process was complete. We were very pleased with the outcome and can confidently recommend Nick and Airwave Advisors to any cell tower land owner.
Lonny and Sandi G., Private Property Owner
Ready to Get Started?
Contact us today for a free consultation on your lease extension offer.
📞 Call us at (888) 443-5101
Let us help you turn a lowball offer into a high-value opportunity.
I am pleased to write this letter and to share the Nine Mile Falls School District's experience with Mr. Nick Foster & Airwave Advisors. We currently have a cell tower located on our high school campus. Cell tower leases and for that matter, the cell tower industry is not something that is in our normal scope of business. Approximately two years ago, we were contacted by a representative from Crown Castle to negotiate an extension of the lease. At this time, we felt that it was necessary to contact an expert in the field that would represent the district's best interest moving forward.
Very grateful and satisfied customers!!!
We realized a huge benefit by employing Nick and Airwave Advisors! He is extremely prompt in responding to the questions and concerns that developed through out the process. The terms we were originally offered for the option and lease agreement by the cell tower company were increased an additional 140% with built in inflation escalators and the elimination of non-beneficial lease terms. He kept us safe and worked out a great agreement. As an added surprise we even received an additional upfront one time payment equivalent to 2.7 years of lease once construction started.
We were more than pleased with the results that we achieved from Nick Foster and Airwave Advisors. I was really impressed and understood the gravity that Mr. Foster brings to the table, when we had a negotiation with AT&T and no less than nine people attended the call on behalf of AT&T, to discuss the lease with Mr. Foster and I. The results of the call were impressive and I would recommend Mr. Foster to others. He surely contributed to the growth and security of our affiliate.
Our club had been contacted by AT&T about possibly buying out our lease. They were trying to strong arm us into taking the deal, luckily we found Nick Foster and his company Airwave Advisors. Nick negotiated two different deals for almost $100,000 more than what AT&T offered us. Nick was there for us anytime we called. We were pleasantly pleased with our transaction so much so that we passed Nick's name on to others. We trust and endorse Airwave Advisors for your cell tower lease transaction.
I want to thank you for the work you have performed for Cypress Office Properties related to our cell site leases. Your wealth of knowledge has assisted us in better understanding the cell site tenant base, and in increasing our cell site NOI.
I first started talking with Nick about three years ago about our cell tower lease renewal. When negotiations started in earnest, Nick worked tirelessly to obtain a fantastic deal for us, literally doubling our rent and getting several extra benefits as well. Nick is easy to work with and supremely competent. We could not have gotten this deal without him.
Nick G. Foster
President & Founder
Why Choose Us
Legal Expertise
We combine our legal knowledge, with our industry understanding, to add strategic value to your cell tower opportunity. We have meticulously reviewed thousands of lease agreements to ensure you receive the most favorable terms in your cell tower transaction.
Client Expertise
We are here to help you achieve your goals! Our Success Stories speak volumes on how we have helped clients like you get results. We have helped hundreds of landlords, from private property owners to institutional investors, to achieve one common goal – results!
Data Expertise
Our unparalleled understanding of the marketplace serves to significantly increase your bottom line. Our proprietary database tracks thousands of cell tower locations, rents, and purchase prices. Empower yourself with market knowledge that exceeds your competition with the help of Airwave Advisors.